Are you comparing master-planned communities in St. Johns and feeling unsure how CDD and HOA fees will affect your budget? You’re not alone. These fees can change your monthly cost more than you expect, and they are not always presented the same way across neighborhoods. In this guide, you’ll learn what each fee covers, where to find accurate numbers for any property in St. Johns County, and how to compare communities with a simple worksheet. Let’s dive in.
CDD vs HOA: the quick overview
A Community Development District (CDD) is a public entity created under Florida law to finance and maintain certain infrastructure and amenities within a community. It can issue bonds, levy non-ad valorem assessments, and hold public meetings and budgets.
A Homeowners’ Association (HOA) is a private, member-run organization that manages common areas not covered by the CDD and enforces community rules. It collects dues and can levy special assessments when needed.
Many St. Johns communities have both. The CDD often handles big infrastructure and major amenities. The HOA typically handles rule enforcement and day-to-day common area care.
What CDD fees usually cover
CDD assessments often include two parts: debt service and operations and maintenance (O&M).
- Roads, bridges, and rights-of-way within the district’s scope
- Water, sewer, reclaimed water, and stormwater systems if district-built
- Streetlighting and public utilities when included in the district plan
- Community-wide drainage and flood control systems
- Large amenities such as clubhouses, pools, fitness centers, parks, and trails when owned by the district
- Bond-related administrative costs and insurance
Key point: Debt-service assessments repay bonds used to build infrastructure. These can last for many years, according to the bond schedule. O&M assessments continue as long as the district maintains assets.
What HOA dues usually cover
HOA dues fund private community management and upkeep not handled by the CDD.
- Landscaping for neighborhood common areas and entry features
- Maintenance of HOA-owned amenities, like pocket parks or smaller pools
- Trash and recycling contracts in some communities, plus pest control for common areas
- Security services, gate operation, and patrol contracts when applicable
- Insurance for HOA-owned property and administrative costs
- Enforcement of covenants, architectural review, and design rules
Key point: HOA dues vary widely based on the services and amenities included. Special assessments are possible for unexpected costs or capital projects.
How fees are billed and disclosed
CDD assessments are typically billed as non-ad valorem charges on the annual property tax bill, often showing as separate lines for debt service and O&M. In some cases, a district may bill separately. St. Johns County tax records will reflect current non-ad valorem assessments for a parcel.
HOA dues are billed directly by the association on a monthly, quarterly, or annual schedule. HOAs must disclose current dues, budgets, and any pending special assessments in resale documents.
Lenders often treat CDD and HOA obligations as recurring costs when qualifying you for a mortgage. Ask your lender how they want these documented and how they will be factored into your debt-to-income calculation.
Where to find accurate numbers in St. Johns
Use these local sources to confirm fees for a specific property:
- St. Johns County Property Appraiser: Review the parcel profile and note non-ad valorem assessments.
- St. Johns County Tax Collector: View detailed tax bills and payment information.
- Individual CDD websites or district managers: Access adopted budgets, assessment rolls, meeting minutes, and contact details.
- HOA management company or website: Request the current budget, dues schedule, reserve study, and rules.
- St. Johns County Clerk of the Circuit Court: Search recorded CC&Rs and bond documents.
- Florida Department of State, Division of Corporations: Check HOA corporate filings.
Your step-by-step process
- Step 1: Look up the property on the property appraiser site. Note all non-ad valorem assessments.
- Step 2: Request the HOA resale packet. Confirm current dues, budget, reserves, and any special assessments.
- Step 3: Visit the CDD website or contact the district manager. Get the adopted budget, assessment roll, and bond details.
- Step 4: Ask the listing agent for the latest CDD and HOA documents if anything is missing.
- Step 5: Confirm with your lender how they will include CDD and HOA costs in qualification and escrow.
Compare communities with this worksheet
Copy and fill this for each neighborhood on your shortlist.
- Community name:
- Type: (Master-planned / Subdivision / Condo)
- Listing price / target purchase price:
- Annual property taxes (ad valorem):
- CDD annual debt-service assessment (annual $):
- CDD annual O&M assessment (annual $):
- Total CDD annual (debt + O&M) = (A) $:
- HOA dues (state frequency and convert to annual) = (B) $:
- Any pending or scheduled special assessments = (C) $:
- HOA reserve level and date of last reserve study (note adequacy):
- Total annual community fees = (A) + (B) + any recurring municipal fees = (D) $:
- Effective monthly community cost = (D) / 12:
- Notes on amenities included, major projects planned in 3–5 years, bond term remaining (years), and architectural review strictness:
Illustrative sample only, not actual data:
- Community A — Listing price $450,000
- CDD debt service: $900/year
- CDD O&M: $300/year
- HOA dues: $75/month ($900/year)
- Total annual community fees: $2,100 → $175/month
- Notes: Bond maturity 20 years; CDD owns major amenity center.
Always verify real numbers using official CDD/HOA documents and county records.
How to interpret the totals
- Focus on the effective monthly community cost, not just a single line item. Convert everything to monthly to compare apples to apples.
- Watch for service overlap. If both the CDD and the HOA fund landscaping or amenities, confirm who owns and maintains each area.
- Consider your time horizon. A longer bond term means debt-service assessments may continue for many years, while O&M can rise or fall with actual maintenance needs.
- Think about affordability and resale. Higher total assessments reduce net affordability and may affect the future buyer pool.
Common pitfalls to avoid
- Assuming all CDDs are the same. Review the district budget, debt schedule, and recent meeting minutes for rate changes or planned projects.
- Ignoring HOA reserves. Low reserves can increase the chance of special assessments later.
- Overlooking developer subsidies. Early phases sometimes show lower costs if the developer is subsidizing. Confirm what happens when subsidies end.
- Skipping lender guidance. Ask how your lender will treat CDD and HOA costs so there are no surprises at underwriting.
Buyer timeline for due diligence
- Early shortlist: Check the property appraiser site for representative parcels in each community. Note the presence of a CDD and current non-ad valorem assessments.
- Under contract or making an offer: Request the HOA resale disclosure and the CDD budget documents. Review bond terms and projected assessments.
- Before closing: Confirm any pending special assessments and align with your lender on how CDD/HOA costs will be handled in qualification and escrow.
Ready to compare St. Johns communities?
If you want a clear, side-by-side comparison of CDD and HOA costs across your shortlist, request a private consultation. We can review the actual budgets, assessment rolls, and reserve studies and complete a tailored worksheet for your move.
Reach out to Michele Tremblay to get started.
FAQs
Are CDD assessments permanent in St. Johns?
- Debt-service assessments continue until the district’s bonds are repaid, while O&M assessments may continue as long as the district provides services.
Can both a CDD and an HOA charge for the same amenity?
- Responsibilities typically complement each other, but you should verify ownership and maintenance in the CC&Rs and district documents to avoid duplication assumptions.
Are CDD assessments tax-deductible for homeowners?
- Tax treatment varies and non-ad valorem assessments are often not deductible as property taxes. Consult a tax advisor for guidance on your situation.
Can CDD or HOA fees increase unexpectedly?
- Yes. HOAs can raise dues or levy special assessments per governing documents and law, and CDDs can adjust O&M assessments while debt-service is usually set by the bond schedule.
Will CDD and HOA fees affect my mortgage approval?
- Lenders generally consider these recurring costs in qualifying ratios. Ask your lender what documentation they need and how they will factor the amounts into underwriting.
